16 Barcombe Way, Leeming WA 6149

16 Barcombe Way, Leeming WA 6149
5-bed family house | 701 m² with rear access | pool + workshop | solar + bore | Leeming premium The property is positioned as a strong family offering within Leeming’s detached-house market. A 701 m² block with rear access is combined with a five-bedroom layout, below-ground pool, workshop, and extensive parking, which is rarely found together in a single listing. Ducted air-conditioning, solar panels, and bore reticulation are included, adding functional value that is typically appreciated by long-term owner-occupiers. This house is suited to buyers seeking a low-maintenance yet generous family environment, particularly those who value outdoor utility and self-sufficiency. It is likely to attract upgraders from within the suburb and neighbouring areas, as well as investors targeting premium family rentals. Value may be materially affected by the condition of the pool, workshop, and solar system, as these features require ongoing maintenance. The layout of five bedrooms might be perceived differently by various buyer pools. A premium could be supported by the wide street frontage and rear access, though block size limits any subdivision upside. Price is likely to be influenced by presentation and garden quality more than structural factors. A role may also be played by market dynamics, including average selling time in Leeming.
Detailed Independent Property Report prepared  by PropCred Analyst team for 16 Barcombe Way, Leeming WA 6149
Checks found:
Value Risk ! 1
Liquidity Risk
Planning Risk ! 1
Income Risk 2
Execution Risk
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Market Insight

Leeming, a southern Perth suburb, is defined by acute scarcity. Houses sell in a median 8 days and the vacancy rate is 0.29%, indicating severe supply-demand mismatch. The median house price rose 16.81% to $1,250,888 (REIWA), though estimates range to $1.37M. Demand comes from high-income households (median weekly income above $2,325) chasing limited stock—125 house sales and only 8 unit sales in 12 months. Rental pressure is intense: median house rent is $820–$850 weekly, with gross yields around 3.55%. School quality and transport links are not documented. Future growth faces affordability headwinds above $1.2M and interest-rate sensitivity, with no explicit demand drivers beyond scarcity.
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PropCred Estimated Value

Comparable Sales: Recent Leeming house sales range $0.99M–$1.63M | Property Price Band: $1.6M–$1.7M | Value Drivers: Land size, outdoor utility, presentation

Bedrooms

5

Bathroom

2

Parking

2

Land

701m²

Research & Review Prepared by Steve Dalton, Senior Analyst · Reviewed by Matt Proctor, Principal Analyst
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